I'm not looking for averages, I'm longing for exact numbers for each of the comps and the subject property

I’ve had some lenders say we’ll take the average of the two.  

This misses most of the Sellers out there and in my opinion creates crazy and unnecessary competition because if they called me, they’re calling others as well.David Ogelvy said, “On Average, 5 times more people read or listen to a headline or your first 10 words as read the book copy.

- PM rates vary per area. 10% is average but other locations are either higher/lower or may even be a flat fee.As long your solid on all of the above (Which by no means is a complete list) and the cash flow is something you are comfortable with (everyone is different) then it's up to you to decide if it's worth continuing down the path of this deal or finding another.

As historic evidence, according to the Wall Street Journal, when the market crashed and the economy pulled back in 2008, REITs (on average) lost about 25% with some near 40%, and since 2000, REITs “are second only to emerging-market stocks as the most volatile asset class. 

AirBnB, VRBO, etc all have reports she can download.2.

According to a research from Freddie Mac, the average borrower could save $1,500 just by getting one extra rate quote when applying for their mortgage.

If I do airbnb which this could easily be based on its walkable location to a major hospital for $1.4K a unit average per month...the gross rents jump up to $8.3K

Keep in mind the average person only buys/sells a total of 3-4 houses in their LIFETIME, and on top of that 80%+ do so using the traditional approach of buying retail off the MLS and having real estate agents hold their hands thru every step of the process.You, my friend, are a Wild West cowboy finding opportunity where others dare not tread. 

My criteria are relatively strict for South Jersey standards and early on I saw an average of 8% vacancy each year (or about one month each year vacant) because of it.